COISoftware collects a certificate of insurance from every general contractor, capital-project trade, tenant and building vendor across your portfolio, reads each ACORD 25 with AI, checks the coverage and limits against what your contracts and leases require, and confirms your ownership entities and lender are named as additional insured. Built for US commercial real estate owners, developers, REITs and investment firms. Upload a COI above to see it read in seconds.
Last updated June 2026
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Owners and developers collect very different coverage from contractors, tenants and vendors. These are common starting points, not legal or insurance advice.
| Party type | Coverage commonly required | Why the owner requires it |
|---|---|---|
| General contractors on development and capital projects | General liability, workers compensation, auto, umbrella, builders risk, additional insured, waiver of subrogation | Ground-up and major renovation work carries high injury and property risk for the duration of the project |
| Tenant improvement and trade contractors | General liability, workers compensation, auto, umbrella, additional insured | Buildout inside an occupied or leased space exposes the owner to construction liability |
| Tenants under lease | Commercial general liability, often property and business interruption, landlord named as additional insured | Leases require tenants to carry liability and protect the landlord for the full term |
| Building service vendors | General liability, workers compensation, auto, additional insured | Janitorial, landscaping, HVAC, elevator and security vendors work on site and create ongoing liability |
| Property managers and brokers | General liability, professional liability (errors and omissions), often crime coverage | Third parties managing or leasing the asset create professional and financial exposure |
| Lenders (named on coverage) | Mortgagee, loss payee or additional insured on property and liability coverage at required limits | Loan agreements require proof the lender is protected before funding, draws or refinance |
Set requirements to your own contracts, leases, loan agreements and state law. Builders risk, property and lender requirements are distinct from general liability. Limits and coverages shown are common starting points, not legal or insurance advice.
A commercial real estate owner sits at the center of three separate streams of certificates: the contractors building and improving the property, the tenants whose leases require coverage, and the vendors who service the buildings. Each stream has its own requirements, its own renewal cycle and its own ownership entity to be named, and the certificates arrive constantly across every asset in the portfolio. Tracking that by hand on a spreadsheet is where the gaps open.
Development and capital-project contractors, lease-required tenant policies, and recurring building vendors each carry different coverages and limits. A process that works for one stream usually misses the others, so a tenant whose policy lapsed or a contractor short on limits slips through while attention is elsewhere.
A portfolio holds each asset in its own LLC or ownership entity, and contracts often require the property manager, the developer and the lender to be named as additional insured too. A certificate that names the wrong entity, or only the parent, leaves the actual owner of record unprotected on that building.
Loan and mortgage agreements require the lender to be named as mortgagee, loss payee or additional insured, with specified limits. When a refinance, sale or draw request lands, owners have to produce current certificates showing the lender requirements are met, and finding them across a portfolio under deadline is painful.
Ground-up development and tenant improvement work require general liability, workers compensation, umbrella, builders risk and additional insured endorsements, often at high limits, for the duration of the job. Verifying every general contractor and trade before they mobilize, then confirming coverage stays current until completion, is detailed work a date spreadsheet does not do.
A lease requires the tenant to carry liability and name the landlord as additional insured for the whole term, but the certificate is usually collected once at signing and forgotten. Years into a lease, the policy may have lapsed or dropped the landlord, and nobody notices until a claim exposes it.
A tab per building breaks once you account for every contractor, tenant and vendor across dozens or hundreds of assets. Renewals slip, endorsements go unchecked, and proving you verified coverage means digging through email and PDFs when a lender, claim or audit asks.
The certificate a contractor, tenant or vendor hands over is a snapshot from the day it was issued, not proof of coverage on the day a loss happens. Confirming that every party carries the limits its contract or lease requires, named the right ownership entity and lender as additional insured, and kept the policy current is repetitive, rules-based work across a large base of certificates, which is exactly what software handles well. Certificate of insurance management software reads every certificate, checks it against the requirement for that property and party type, and flags anything short, expired or missing, so a risk or asset-management team is not verifying PDFs by hand for every building.
COISoftware reads every contractor, tenant and vendor certificate, checks it against the requirements in your contracts and leases, confirms the right ownership entity and lender are named as additional insured, and gives your asset-management and risk teams one defensible view of who is actually covered across the whole portfolio.
Upload a certificate from a general contractor, trade, tenant or building vendor and the AI pulls the insurer, policy numbers, coverage types, limits, effective and expiration dates, and additional insured wording, even from scans and phone photos.
Hold each asset in its own entity and COISoftware checks that the certificate names the correct LLC, the property manager, the developer and the lender where the contract or lease requires it, so the actual owner of record is protected on each building.
Enter the coverages, limits and endorsements your construction contracts and lease forms require, and every certificate is checked against the right rule, so a tenant missing additional insured or a contractor short on limits is flagged automatically.
For development and tenant improvement work, COISoftware confirms general liability, workers compensation, umbrella and builders risk are present at the required limits for the duration of the job, instead of assuming a general liability certificate covers the whole project.
See whether your ownership entity, property manager and lender are named as additional insured, mortgagee or loss payee, and whether waiver of subrogation and primary and noncontributory endorsements are present, so the protection your loan and contracts assume is verified, not guessed.
When a tenant, contractor or vendor certificate is cancelled, non-renewed or about to expire, COISoftware flags it and chases for a current COI automatically, so a lapsed tenant policy or a contractor whose coverage dropped mid-project is caught fast.
COISoftware reads the ACORD 25 and the broader certificate of liability insurance, then ties every certificate into full certificate of insurance management software and ongoing vendor insurance compliance tracking. When a certificate looks off, the same checks behind certificate of insurance verification flag it for review. Construction trades on development and improvement projects are tracked the same way as subcontractor COI tracking for contractors, and day-to-day building service vendors are managed the same way as COI tracking for property management. It is the insurance-verification layer that works alongside the property management and asset systems you already run, not a replacement for them.
Tracking insurance across every property, contractor and tenant follows the same four steps as tracking a handful of vendors.
Enter the coverages, limits and endorsements your construction contracts, lease forms and loan agreements require, and vary them by party type so a general contractor, a tenant and a janitorial vendor each get the right rule. Include builders risk, umbrella, additional insured and lender requirements where they apply.
Tip: Mirror your standard lease insurance clause and your construction contract insurance exhibit so each rule matches the document.
Request a COI from each contractor before it mobilizes, each tenant at signing and renewal, and each building vendor, or upload the certificates your property and asset teams already receive. The AI reads every one automatically, so verifying coverage across a portfolio does not turn into hours of manual data entry.
Each certificate is checked against the requirement for that party and property. Short limits, missing builders risk, absent endorsements, the wrong ownership entity, a missing lender and expired policies are all flagged before work starts or a lease takes effect.
Automated reminders chase any expiring certificate, and a cancelled or non-renewed policy is flagged mid-term, so coverage stays current for the life of every lease, loan and project across the portfolio without an analyst tracking dates by hand.
Anyone responsible for proving that every contractor, tenant and vendor across the portfolio carries the coverage their contract or lease requires.
A risk or asset-management group at an owner is accountable for insurance on every contractor, tenant and vendor across the portfolio. COISoftware turns each contract and lease requirement into a live status, so an analyst sees a clear pass or flag instead of chasing certificates and reconciling them against each document by hand.
A developer running ground-up and tenant improvement projects has to verify every general contractor and trade before they mobilize, then keep coverage current until completion. Construction trades are tracked the same way as subcontractor COI tracking for contractors, and the same dashboard handles every property at once.
Teams managing the day-to-day still have to prove every tenant and building vendor carries current coverage that names the owner as additional insured. To collect, verify and monitor every certificate in one place, pair this with vendor insurance compliance software and ongoing COI tracking for property management, and if you are comparing platforms, our best COI tracking software roundup walks through the options honestly.
Owners typically require general liability and workers compensation from contractors, commercial general liability from tenants, and liability from building vendors, with umbrella limits scaled to the property and project. Construction work adds builders risk for the duration of the job. Almost every contract and lease also requires the ownership entity, and often the property manager and lender, to be named as additional insured, and the certificate has to show all of it.
Owners track tenant certificates by recording each lease insurance requirement, collecting the COI at signing, and then verifying it stays current and continues to name the landlord as additional insured for the full term. The common failure is collecting the certificate once and never checking it again. COI tracking software automates the renewal reminders and flags any tenant whose policy lapsed or dropped the landlord endorsement.
Builders risk insurance covers a building and the materials on site against physical loss during construction or major renovation, before the permanent property policy takes over. Owners and lenders usually require it for ground-up development and significant capital projects, for the full duration of the job. It is distinct from general liability, so a contractor general liability certificate does not satisfy a builders risk requirement.
Lenders require their interest to be protected because the property is the collateral for the loan, so loan agreements require the lender to be named as mortgagee or loss payee on property coverage and often as additional insured on liability. Before funding, draws or a refinance, the lender asks for current certificates proving those requirements are met. Tracking them across a portfolio is much faster when every certificate is verified and stored in one place.
When an owner holds each asset in its own LLC or entity, the certificate for work or a lease at that property should name the specific entity that owns the building, not just the parent company. A certificate that names the wrong entity may not protect the actual owner of record if a claim arises. Tracking certificates by property and entity is how owners confirm each building is correctly named.
Developers verify contractor insurance by setting the required coverages, limits and endorsements from the construction contract, collecting a certificate from every general contractor and trade before they mobilize, and checking each one against that requirement. The verification confirms general liability, workers compensation, umbrella, builders risk and additional insured status are present, and that coverage stays current until the project is complete rather than only at the start.
Yes. COI tracking software is built to track contractors, tenants and vendors across many properties and ownership entities at once, with the requirements set per property and party type. Instead of a spreadsheet tab per building, a risk or asset-management team gets one dashboard that shows compliance status across the entire portfolio and flags any certificate that is short, expired or missing.
Track tenant and building vendor certificates across managed properties.
Verify trades on development and improvement projects the same way.
Collect, verify and track every vendor and contractor COI in one place.
